Duplex on Corner Lot with
For Sale
$499,900
2806 Livingston -2808 St NE, Salem, OR 97301
MULTI_FAMILY - Salem, OR
Property Size2,474 SF
Lot Size0.21 Acres
Price / SF$202.06
Days on Market140
Property Features for 2806 Livingston -2808 St NE
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 2, Bathroom 1, Bedroom 1, Bedroom 4, Bathroom 2, Bathroom 3, Bedroom 3, Bedroom 5
Fireplace
1
Subdivision
Davis
Lot features
Dimension Above, Lot: 9
Elementary school
Washington
Middle school
Waldo
High school
North Salem
Directions
North on Park, Right on Livingston
Standard status
Active
APN
570887
Size
2,474 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Annual Amount
3668
Utilities
Heating system
Forced Air, Natural Gas, Electric (Heating)
Amenities
laundry room
separate yards
Building Details
Number of units
2
Flooring type
Vinyl, Other (refer to remarks)
Roof type
Composition
Listing Agency:
HOMESMART REALTY GROUP · HomeSmart International
(971) 599-5865
Listed By:
BRIAN SMITH
(503) 551-8510
Added: Apr 4
Changed: Aug 5
Last Checked: Aug 21 at 6:06PM
MLS# 839415
Copyright © 2026 Willamette Valley Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Duplex property in Salem, OR 97301 on a large corner lot with two driveways. The home includes a two-car garage, a four-car carport, and street parking. Each unit has access to separate yards, with potential for RV or boat parking. The interior and exterior were remodeled with updates including paint, roof on the home, gutters, doors, some windows, flooring throughout, and updated kitchen countertops, sinks, and vanities. Unit 2808 is identified as the larger unit and includes a family room, living room, laundry room, and storage. The property also includes a fireplace.
The duplex is heated with natural gas forced air and electric heating, and the roof is described as composition. Flooring is listed as vinyl and other types per the remarks.
For investors or owner-occupants looking for a two-unit setup with multiple parking options and two separate outdoor areas, this corner-lot duplex provides a practical layout and recent visible updates.
The duplex is heated with natural gas forced air and electric heating, and the roof is described as composition. Flooring is listed as vinyl and other types per the remarks.
For investors or owner-occupants looking for a two-unit setup with multiple parking options and two separate outdoor areas, this corner-lot duplex provides a practical layout and recent visible updates.
Key Highlights
- 0.21‑acre corner lot duplex with two driveways
- Two‑car garage plus four‑car carport and street parking
- Separate yards for both units with potential for RV or boat parking
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$29,713
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.94%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$594,260
$594.3K
Cap Rate 7%
$424,471
$424.5K
Cap Rate 9%
$330,144
$330.1K
Market Conditions
NOI Build-Up for 2,474 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$45.4K $18.36/SF
− Vacancy
−$3.0K −$1.20/SF
EGI
$42.4K $17.16/SF
− OpEx
−$12.7K −$5.15/SF
NOI
$29.7K $12.01/SF
Area
Salem, OR
Vacancy
6.55%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$594,260
Cap Rate 7%
$424,471
Cap Rate 9%
$330,144
Alternative Uses
Best Use
Multifamily LT 5
$424.5K
$371.4K – $495.2K
NOI $29,713 @ 7.0% cap · market cap 5.94%
Second Best
Apartment 5plus
$390.9K
$342.0K – $456.1K
NOI $27,363 @ 7.0% cap · market cap 5.47%
Theoretical Best
Office A
$656.9K
$574.8K – $766.4K
NOI $45,981 @ 7.0% cap · market cap 9.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
368
Businesses Nearby
Explore this area
Business Placement
Demographics for 97301, OR
56,393
Population
21,419
Households
2.6
Avg Household Size
34
Median Age
18%
College-Educated
81%
High-School Grad
11.3 sq mi
ZIP Area
4,991
Density / Sq Mi
$57,497
Median Household Income
$33,220
Median Earnings
$1,197
Median Rent
$310,800
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex on a Salem corner lot with two driveways, a two-car garage, a four-car carport, and street parking.
Where is this duplex located?
The property is located at 2806 Livingston -2808 St NE Salem, OR.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: 0.21‑acre corner lot duplex with two driveways; Two‑car garage plus four‑car carport and street parking; Separate yards for both units with potential for RV or boat parking
